A Guide for Property Managers
January 8, 2025 – Lakewood, CO — Property managers have a lengthy and demanding to-do list, ranging from addressing urgent repairs to handling tenant requests. What may seem like an ordinary day can quickly become a risky and costly situation if proper electrical maintenance is not completed. Without regular maintenance, equipment will deteriorate faster and become more prone to failure, increasing the risk of electrical hazards.
Until recently, an electrical maintenance plan was not mandatory. However, revisions made in 2023 to the National Fire Protection Association (NFPA) 70B (a national set of standards for electrical equipment maintenance), now includes mandatory language for the development and implementation of an electrical maintenance plan for all buildings.
More specifically, NFPA 70B now requires facilities to have a managed program of inspecting, testing, monitoring, analyzing, and servicing electrical equipment with a purpose of maintaining safe operations.
It is important to note that with this recent change, some insurance companies are insuring only properties that meet certain requirements based on the updated language in NFPA 70B. Property managers that develop and maintain their electrical maintenance plan may benefit from more carriers offering coverage options due to their efforts to comply with these recommended electrical maintenance practices for their facility.
Equipment downtime can cause issues for the operation of a facility, and maintenance services can be expensive. Even so, a simple electrical maintenance plan can help prevent costly equipment damage, power outages, and potential hazards. When developing an electrical maintenance plan, begin with identifying electrical equipment that has had frequent problems, and address those first.
The NFPA 70B has a rather lengthy suggested maintenance list, including tasks as small as oiling screws and tending to maintenance trays, but that isn’t where your time and money should be spent for your building’s needs. As a property manager, develop a plan that makes sense for your assets.
Here are a few basic practices we recommend including in your electrical maintenance plan:
Breaker Maintenance is a service many property managers put off indefinitely because it involves shutting down the facility for a brief period. However, the risk associated with dismissing this vital service can cost property managers thousands of dollars if these breakers unexpectedly fail to operate properly when called upon.
When an emergency call comes in, an electrical service team never knows what to expect because each situation presents its own unique challenges. This can be complicated further by a lack of documented maintenance activities. In cases like this, extra precautions need to be taken which results in more time and money being lost.
When it comes to breakers, it is better to control the system downtime. Without regular breaker testing and maintenance, there is an increased risk of a situation where the building loses power, and the electrical maintenance team is unsure why the outage occurred. At that point, the building and tenants may be left without power for an extended amount of time and be left waiting for expensive expedited shipments of replacement parts to resolve the issue.
An IR Scan is another preventive test property managers should consider when developing their electrical maintenance plan. This is a non-invasive service that is done on live equipment, so it doesn’t cost the customer any downtime. The IR Scan will find hot spots resulting in quick repairs without opening the equipment and shutting it down.
It is important to keep in mind, due to the language change in NFPA 70B, many insurance companies are pushing for facilities to incorporate IR Scans into their electrical maintenance plan.
Torque and Clean is another maintenance task that will extend the life of equipment and prevent electrical hazards from occurring.
Dust tends to build up in the worst and most problematic spots, like the inside of panels and transformers, which can cause electrical safety hazards like arc flash incidents. A torque and clean goes through the entire system, vacuums it out, wipes down wires, and makes sure all the termination points are tight.
Visual Inspection is a simple maintenance service to verify that circuit breakers and fuses are functioning correctly. During this inspection, a service team member will check equipment for visible signs of wear or damage to wires, connectors, and insulation, as well as look for any signs of overheating.
Operational Testing allows technicians to verify that components are operating within their specified ranges and to detect potential issues before they become hazards. During this test, tools like voltage testers are used to measure the flow of electricity, helping to ensure the system operates safely and efficiently.
Maintenance frequency will depend on several factors, including the age, condition, and maintenance history of a building’s electrical system. A property with older equipment or a history of electrical issues may require more frequent inspections and upkeep to ensure optimal performance and safety.
Electrical outages and system failures are unpredictable and often happen at the most inconvenient times, leading to unexpected disruptions and expenses. When deciding the most appropriate maintenance for your facility, collaborate with industry associations, electrical contractors, or insurance partners and stay informed on the latest NFPA 70B updates and best practices. By taking a proactive approach to electrical maintenance, property managers can help ensure the safety and reliability of their properties while minimizing the risks associated with non-compliance.